In recent years, the Istanbul homes for sale and apartments for sale in Istanbul market has entered a period marked by a clear shift in buyer behavior and price sensitivity. As a result, the number of listings with extended time on the market that fail to convert into actual sales has increased. While this situation is often attributed to overall market stagnation, on-the-ground data points to a different reality.

At Space İstanbul, with over 20 years of industry experience and a team of nearly 40 specialized advisors operating across Istanbul’s key districts, we observe a clear fact: property transactions in Istanbul are continuing; however, homes that are not priced and positioned correctly are struggling to sell.

In most cases, properties that fail to convert into sales are not affected by a single issue, but by multiple factors being overlooked simultaneously. Among these, incorrect pricing is the most critical element, as it exposes all other weaknesses and directly impacts the sales process.

Why Do Homes for Sale in Istanbul Fail to Sell?

1. Incorrect Pricing: The Primary Reason Homes Do Not Sell in Istanbul

The most fundamental reason unsold properties remain on the market is incorrect pricing. Even when above-market prices are set with the assumption that “there is room for negotiation,” buyers are often lost at the very first stage. Today, property seekers in Istanbul can compare similar homes for sale and recently sold comparable properties within seconds.

If the asking price does not align with the property’s living standards, location, and technical features, the listing may attract attention but will rarely convert into a viewing. In such cases, the issue is not a lack of demand, but a price that does not reflect market realities.

2. Incorrect Positioning: Location-Related Mistakes That Reduce Property Value

In Istanbul, location is not evaluated solely by neighborhood name. A property’s true value is determined by factors such as parking availability, street layout, surrounding development, and the social environment. Even within the same district, these elements can create significant price differences between comparable homes for sale.

For this reason, being centrally located does not automatically guarantee a sales advantage. Properties with unfavorable micro-locations tend to lose value in the eyes of buyers and experience longer selling periods.

3. Large Square Footage and Renovation Requirements: Key Evaluation Criteria

As square footage increases, buyer expectations rise accordingly. However, if a large apartment for sale requires extensive renovation, many buyers withdraw during the decision-making stage. A significant portion of Istanbul homebuyers prefer to avoid additional costs and time-consuming renovation processes after purchase.

The modern buyer’s preference is clear: a move-in-ready property that does not require immediate renovation.

4. Insufficient Number of Bathrooms: Everyday Comfort Standards

For buyers searching for homes for sale in Istanbul, features such as an en-suite bathroom and a minimum of two bathrooms are no longer optional—they are baseline expectations. Properties that fail to meet these requirements often face a reduced buyer pool, extended selling periods, and downward price pressure.

5. Buildings Without Elevators: Accessibility and Ease of Use

Buildings without elevators are generally less attractive to elderly buyers, families with children, and investors seeking rental potential. In the Istanbul homes for sale market, the exclusion of these buyer segments significantly narrows the target audience and directly slows down the sales process.

6. Earthquake Risk and Building Age in Istanbul: Safety Considerations

One of the most influential factors in the Istanbul real estate market is earthquake risk. Buyers now clearly question a building’s age, the availability of an earthquake report, and whether any structural reinforcement has been carried out. When these concerns cannot be addressed with transparent and reassuring information, buyer hesitation increases and the sales timeline extends considerably.

7. Urban Transformation (Redevelopment)

Urban transformation projects can be perceived either as an opportunity or a risk by buyers looking for homes for sale in Istanbul. When the process lacks clarity and uncertainty grows, buyers become more cautious, leading to lower price expectations and longer selling periods.

8. Limited Natural Light and Obstructed Views

Living rooms facing neighboring buildings, rooms with insufficient daylight, or properties that technically have a view but are visually obstructed can significantly diminish buyer perception. Given the high expectation for natural light and open exposure among Istanbul buyers, such physical disadvantages can complicate the sales process.

9. Weak Listing Presentation

Poor-quality photographs, incomplete information, and inaccurate descriptions are among the main reasons listings are dismissed before a property is even viewed. Buyers in Istanbul conduct their initial evaluation online, making listing presentation one of the most critical stages of the sales process. Simply put, a listing is a property’s storefront—and when prepared poorly, the opportunity is lost from the outset.

How Does Correct Pricing Affect the Selling Time of Homes for Sale?

This is where the most critical point becomes evident. When multiple negative factors coexist, incorrect pricing can cause buyers to disengage entirely. Today’s buyer profile is unwilling to tolerate several disadvantages at once; under such conditions, the decision-making process quickly turns negative and interest fades.

In this scenario, the course of action is clear: either the price must be revised in line with market realities, or the property should undergo pre-sale renovations to strengthen perception. Otherwise, the listing remains active while buyers exit the process, often without returning.

At this stage, Space Istanbul’s approach becomes decisive. With more than 20 years of industry experience and a team of over 40 professional advisors working across offices in Bebek, Nişantaşı, Kandilli, Zekeriyaköy, Göktürk, and Riva, Space Luxury Real Estate positions properties based on market data and buyer behavior, ensuring the right buyer is matched with the right portfolio.

For accurate analysis, correct pricing, and a transparent advisory process, we welcome you to Space Istanbul.

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